Loading document...
Application No.: 16/00306/B Applicant: Harbour Mews Properties Ltd Proposal: Change of use from office accommodation to a single dwelling Site Address: Harbour Mews Off Parliament Square Castletown Isle of Man Case Officer : Miss Abigail Morgan Photo Taken: 18.05.2016 Site Visit: 18.05.2016 Expected Decision Level: Officer Delegation
1.0 THE SITE - 1.1 The application site is the curtilage of Harbour Mews, which is also associated with Derby House (Former Post Office), Parliament Square, Castletown. The application building is a two storey building which is adjacent to the Police Station and Quay Lane which contains a number of Registered Buildings. The building is traditional in appearance; it is constructed of stone and has timber sliding sashes with Georgian glazing bars. - 1.2 The site is accessed from Parliament Square and has a gated yard area to the front/ side of the building.
2.0 THE PROPOSAL - 2.1 The application seeks approval for the change of use of this building from offices to 3 bed residential dwelling. - 2.2 There are no external alterations proposed, although there are some internal partition walls to facilitate the change of use from open plan office accommodation to residential. - 2.3 Two parking spaces are proposed in the yard area to the front of the dwelling.
3.0 PLANNING HISTORY - 3.1 The application site was part of Derby House (the Old Post Office), the whole site was given permission for change of use to office accommodation in 1997. Derby House is to remain as offices.
97/00755/GB - Conversion of post office and meeting rooms to office accommodation, Derby House, Castle Street, Castletown - Permitted
4.0 PLANNING POLICIES - 4.1 The application site is within an area zoned as "Mixed Use" and is also within the Castletown Conservation Area identified on The Area Plan for the South 2013. It is appropriate to consider General Policy 2, Environment Policy 35, Housing Policy 17 and Transport Policy 7 of the Isle of Man Strategic Plan (2016).
4.2 Environment Policy 35 Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development. - 4.3 General Policy 2: Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development:
4.4 Housing Policy 17 states: 'The conversion of buildings into flats will generally be permitted in residential areas provided that:
4.5 Some of the supporting text to HP17 at paragraph 8.13.4: "In recent years, interest has grown in the development of residential dwellings from redundant commercial space, primarily above shops… The Department generally supports the conversion of redundant storage space above shops (which are often outside of residential areas), into residential development unless the occupants would suffer adverse noise, general disturbance or loss of residential amenity from other land uses." - 4.6 Transport Policy 7, which states: "The Department will require that in all new development, parking provision must be in accordance with the Department's current standards. The parking standards may be relaxed where development: (a) Would secure the re-use of a Registered Building or a building of architectural or historic interest; or (c) is otherwise of benefit to the character of a Conservation Area.
5.0 REPRESENTATIONS - 5.1 Castletown Commissioners have no objection. 22.03.2016. - 5.2 DOI Highway Services - do not oppose. 21.03.2016
6.0 ASSESSMENT - 6.1 The fundamental issues to consider in the assessment of this planning application are contained within the guidance of Housing Policy 17, which requires new dwellings provided through a building's conversion have a clear outlook, adequate amenity space and car parking where practical. - 6.2 Other issues for consideration include;
6.3 According to information provided by the agent the building hasn't been fully occupied as offices for a number of years and is currently being advertised for sale by two agents. Whilst being in a Mixed Use area the building does have residential on most sides. - 6.4 Given the above position the proposal does not raise any significant issues in principle. AMENITY STANDARDS - 6.5 In terms of whether the dwelling would provide adequate amenity standards in itself, the proposal does not provide a garden area or outdoor amenity space and backs directly onto an office buildings and the police station. The application building is very spacious internally and given that the site is within the centre of Castletown and within close walking distance to the Harbour and the beach, it is considered that the lack of garden space, which would not necessarily be a common feature for a town centre house to provide, is not considered so significant to warrant a reason for refusal. Moreover, future occupiers would be aware that the dwelling has no private outdoor space, and would be able to make their decisions as to whether to occupy it in light of that knowledge. - 6.6 It is essential that the principal rooms of a dwellinghouse, or any other residential unit for that matter, have a pleasant and clear outlook. While the outlook from the principal rooms would be not unobstructed, the building is in part of the historic core of Castletown and a close urban form is characteristic of this area. At the time of the site visit the building did not appear overly dark or shadowed and the layout has been designed to ensure that the principal rooms have multiple windows to them for natural light. Again, future occupiers would be aware of the dwelling's location and context and would be able to make their decisions as to whether to occupy it in light of that knowledge - 6.7 It is considered that the conversion of the building to provide a dwellinghouse would provide in most regards adequate living conditions and as such is considered acceptable in this regard. CHARACTER OF BUILDING - 6.8 The building is a traditional 2 storey terraced building which has been empty for some time. There are no external alterations proposed, therefore the character of the building remains unaffected. PARKING - 6.9 The application includes 2 spaces to the front of the property accessed from Parliament Square, while being a fairly restricted vehicle access DOI Highways have not objected as it would be currently in use for offices. Under Appendix A of the Isle of Man Strategic Plan 2007, two off street parking spaces should be provided with this scheme; what can be provided under this scheme accords with this standard, and is therefore considered acceptable by Highways.
7.0 RECOMMENDATION - 7.1 Overall it is concluded that the planning application accords with the provisions set out in General Policy 2, Environment Policy 35, Housing Policy 17 and Transport Policy 7 of the Isle of Man Strategic Plan 2016 and therefore it is recommended that the planning application be approved.
8.1 By virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, the following persons are automatically interested persons:
With effect from 1 June 2015, the Transfer of Planning & Building Control Functions Order 2015 amends the Town and Country Planning Act 1999 to give effect to the meaning of the word 'Department' to be the Department of Environment, Food and Agriculture unless otherwise directed by that Order.
Recommendation Recommended Decision: Permitted Date of Recommendation: 31.05.2016 Conditions and Notes for Approval: C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.
Reason: To comply with article 14 of the Town and Country Planning (Development Procedure) (No2) Order 2013 and to avoid the accumulation of unimplemented planning approvals.
This approval relates to drawing nos P01 and P02 both date stamped as received 9 March 2016.
I can confirm that this decision has been made by a Senior Planning Officer in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation.
Decision Made : Permitted Date: 03.06.2016 Determining officer
Signed : S CORLETT Sarah Corlett Senior Planning Officer
Customer note
This copy of the officer report reflects the content of the file copy and has been produced in this form for the benefit of our online services/customers and archive records.
Copyright in submitted documents remains with their authors. Request removal
